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HomeMy WebLinkAbout03/17/1998, 6 - USE PERMIT U 178-97: APPEAL OF PLANNING COMMISSION'S ACTION APPROVING A USE PERMIT TO ALLOW A HOSTEL TO BE ESTABLISHED IN THE R-3-H ZONE ON PROPERTY LOCATED ON THE WEST SIDE OF SANTA ROSA STREET, BETWEEN ISLAY AND LEFF STREETS (1617 SANTA council '" °3- -98 j agenda nepoat CITY OF SAN LUIS OBISPO FROM: Arnold Jonas, Community Development Director Prepared By: Pam Ricci,Associate Planner pK SUBJECT: Use Permit U 178-97: Appeal of Planning Commission's action approving a use permit to allow a hostel to be established in the R-3-H zone on property located on the west side of Santa Rosa Street,between Islay and Leff Streets(1617 Santa Rosa Street). CAO RECOMMENDATION Adopt Draft Resolution A, denying the appeal, and upholding the Planning Commission's action to approve the use permit, based on findings, and with conditions and code requirements. DISCUSSION Situation On May 11, 1994, the Planning Commission approved a use permit(U 43-94) to allow a hostel to be operated at 1292 Foothill Boulevard. The hostel opened for business on May 23, 1994. The hostel was originally approved with a two-phase plan that allowed an increase from eight beds to 16 beds. On October 11, 1995, a new use permit, U 125-95, was approved for the hostel which allowed the addition of a second residential building at the site and an increase in the number of beds to 20. In December of 1997,Elaine Simer applied for a new Planning Commission use permit to allow the relocation of her hostel to 1617 Santa Rosa Street. This is the current address of the Lambda Chi Alpha Fraternity. The fraternity and the hostel each applied for use permits to effectuate a"swap" of locations. Ms. Simer feels that the Santa Rosa Street location is a better one for her operation as it is close to public transportation,the railroad station is one block away,and is within easy walking distance to downtown. Planning Commission's Action On February 11, 1998, the Planning Commission on a 7-0 vote approved the use permit for the hostel, based on findings, and with conditions similar to those approved with the applicant's current use permit. The Commission was impressed that the hostel had operated at its current location without complaints. They felt that the site worked well for the intended use and that its location was appropriate because of its proximity to downtown and the railroad station. �— 1 Council Agenda Repe Simer Hostel Appeal (U 178-97) Page 2 ' Some. neighbors spoke against the request citing concerns with transient activity, occupancy levels, parking and increased traffic. Several other members of the public, some of them hostel guests and employees, spoke in support of the request, mentioning how well the hostel has been operating and noting its unique and peaceful atmosphere. Appeal Filed On February 17, 1998, Wolfgang & Susanne Gartner, neighbors of the proposed hostel who live at 1635 Santa Rosa Street, filed an appeal of the Planning Commission's action. The submitted appeal form cites the following as their reasons for filing the appeal: a) Lack of research by staff regarding the most unusual narking situation in the neighborhood. b) Safety concerns by residents in the neighborhood regarding transiency of project. c) Ambiguities regarding the SLO General Plan regarding residential use. d) Flawed assumptions regarding density calculations by staff. e) Property values decline. f) False/misleading statements before the Planning Commission on 2-11-98 by the applicant Elaine Simer. Response to Appeal Issues Of the reasons for the appeal listed above, staff can respond to issues a) and d) regarding parking and density. The other statements are more opinions, than facts that staff can respond to with data that back the contentions. As indicated in the attached staff report prepared for the Planning Commission, the hostel would be utilizing the existing parking area behind the house to meet its project parking requirement of six spaces. City staff has verified in the field that the area designated for parking can accommodate the required number of spaces and be designed to meet City standards. In terms of density, the project is not subject to the same Residential Occupancy Standards that group housing like fraternities are. There are no particular density standards for hostels,just as there are none for other uses that cater to the traveling public like motels and hotels. The Commission approved the use permit with a maximum occupancy of 22 persons which includes all persons at the site at any given time including guests, staff and residents. Since the appellants had raised the question that 20 beds may not relate to 20 persons, depending on the sizes of beds and preferred sleeping arrangements,the approved occupancy condition related to occupancy in persons to address this concern. Council Agenda Rep Simer Hostel Appeal(U 178-97) Page 3 Other Citizen Participation There are two letters attached to the Planning Commission report regarding the request. One is from the appellants which raises concerns with the transient nature of hostel guests, potential for occupancy exceeding set limits and parking issues. The other letter was signed by several neighbors and was in support of the hostel use. Bob Anderson, a neighbor that lives adjacent to the site at 1071 Islay Street, stated on the telephone that he would support the hostel with standard conditions, including one that called for a review hearing if problems were encountered. At the Planning Commission hearing, letters against the hostel use were submitted by Patricia Green, Wolfgang Gartner, and Mark Johnson & Ursula Bishop. The day of the Commission hearing staff also received a letter of support from the San Luis Obispo Council of Governments(SLOCOG). The SLOCOG letter indicates that the hostel use is consistent with the Regional Transportation Plan and that its location near the train station appears to provide benefits to the traveling public. FISCAL EUPACT None. ALTERNATIVES 1. Adopt Draft Resolution B which upholds the appellants' appeal, overturns the Planning Commission's action, and denies the use permit. 2.. Approve the use permit with modified conditions. If the Council feels that site speck concerns warrant changes to recommended conditions, then conditions related to occupancy levels and parking could be made more restrictive to address particular issues. 3. Continue with direction to the staff and appellant. Attachments: Attachment 1: Draft Resolution A(deny appeal-Planning Commission's action) Attachment 2: Draft Resolution B (uphold appeal-deny use permit) Attachment 3: Appeal to City Council received 2-17-98 Attachment 4: Letters for and against the fraternity received since the Planning Commission packet was produced Council Agenda,Repk Simer Hostel.Appeal,(LT.178-97) Page 4. . - Attachment 5: Planning Commissionfollow-up letter&Resolution No. 52.13-98 Attachment 6-;'Draft 24,198 Planning Commission minutes Attachment 7:2-1:198.Planning Commis sion.staff:report Draft Resolution A RESOLUTION NO. (1998 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL OF THE PLANNING COMMISSION'S ACTION,THEREBY APPROVING THE USE PERMIT TO ESTABLISH A HOSTEL ON PROPERTY LOCATED AT 1617 SANTA ROSA STREET (U 178-97) WHEREAS, the Planning Commission conducted a public hearing on February 11, 1998, and approved the request to establish a hostel for property located at 1617 Santa Rosa Street; and WHEREAS, Wolfgang and Susanne Gartner, neighbors who live at 1635 Santa Rosa Street, filed an appeal of the Planning Commission's action on February 17, 1998; and WHEREAS, the City Council conducted a public hearing on March 17, 1998, and has considered testimony of the appellants, interested parties, the records of the Planning Commission hearings and action, and the evaluation and recommendation of staff, and WHEREAS,the City Council has determined that the project is categorically exempt under Section 15301, Class 1 of the California Environmental Quality Act, because it is the use of an existing facility with no significant expansion of that use. BE IT RESOLVED,by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this Council, after consideration of the proposed project (U 178-97), the appellants' statement, staff recommendations and reports thereof, makes the following findings: 1. The proposed use will not adversely affect the health, safety and welfare of persons living or working at the site or in the vicinity,because hostel restrictions limit adverse impacts. 2. The proposed use is appropriate at the proposed location and will be compatible with surrounding land uses because it is similar in nature to a residential use. �a%S' Resolution No. (1998 Series) Page 2 3. The proposed use conforms to the general plan and meets zoning ordinance requirements. 4. The proposed use is exempt from environmental review under Section 15301, Class 1 (Existing Facilities)of the CEQA Guidelines. SECTION 2. Anneal Denied. The appeal of the Planning Commission's action is hereby denied. Therefore, the Commission's action to approve the use permit is upheld, subject to the following conditions: 1. Parking: A minimum of six spaces shall be provided. 2. A list of rules must be made available to all guests. Such rules must include the following: # Alcohol and tobacco use is not permitted at the site. * Bus schedules must be available for review by guests at all tunes. * Recycling containers,appropriately labeled,must be available to guests. 3. A manager must be on-site at all times the hostel is open, to supervise the guests and enforce the rules. 4. Secure parking for at least six bicycles shall be provided. 5. This approval allows a maximum occupancy of 22, including guests, staff and residents. Any increase in occupancy levels will require approval of a new use permit. 6. At any time the Planning Commission may review the use permit if written complaints from citizens or the Police Department are received by the Community Development Department. At such review hearing,the Planning Commission may add,delete or modify conditions of approval or may revoke the use permit. 7. The applicant shall submit a revised site plan to the Community Development Director that clearly shows where trash and recycling will be stored and provisions for screening it. 6-6 Resolution No. (1998 Series) Page 3 On motion of , seconded by and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this_day of . 1998. Mayor Allen Settle ATTEST: Bonnie Gawf, City Clerk APPROVED AS TO FORM: NiZo 7eeiftj G. Jorgensen (P' 7 Draft Resolution B RESOLUTION NO. (1998 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL OF THE PLANNING COMMISSION'S ACTION,THEREBY DENYING THE USE PERMIT TO ESTABLISH A HOSTEL ON PROPERTY LOCATED AT 1617 SANTA ROSA STREET (U 178-97) WHEREAS, the Planning Commission conducted a public hearing on February 11, 1998, and approved the request to establish a hostel for property located at 1617 Santa Rosa Street; and WHEREAS, Wolfgang and Susanne Gartner, neighbors who live at 1635 Santa Rosa Street, filed an appeal of the Planning Commission's action on February 17, 1998; and WHEREAS, the City Council conducted a public hearing on March 17, 1998, and has considered testimony of the appellants, interested parties, the records of the Planning Commission hearings and action, and the evaluation and recommendation of staff. BE IT RESOLVED,by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this Council, after consideration of the proposed project (U 178-97), the appellants' statement, staff recommendations and reports thereof, makes the following findings: 1. The proposed use will adversely affect the health, safety and welfare of persons living or working at the site or in the vicinity,because(Council to state reasons). 2. The proposed use is inappropriate at the proposed location and will not be compatible with surrounding land uses because(Council to state reasons). SECTION 2. Appeal Upheld. The appeal of the Planning Commission's action is hereby upheld. Therefore, the Commission's action to approve the use permit is overturned, and the use permit is denied. _8 Resolution No. (1998 Series) Page 2 On motion of ,seconded by and.on the following roll call vote:. AYES. NOES ABSENT: The foregoingresolution was passed and,adopted this.,day of 1vlayor.Allen.Settle ATTEST: Bonnie Gawf,City Clerk APPROVED AS TO FORM: City Attorney Jeffrey G. Jorgensen � �i�����►�II�IIIII� ������� Ill city 0 sari luis APPEAL TO THE CITY COUNCIL In accordance with the appeals procedures as authorized by.Title, 1, Chapter 1.20 of the San Luis Obispo Municipal Code, the undersigned hereby appeal11s from the decision of 61Ah i in a W V i o rendered on � l�9 which consisted of the following (i.e., explain what you are appealing and the grounds aK� � for submittin .the appeaW� o�rc l. Use additional sheets as needed.) �y �` �A_•-- -k rOYAI rylocA4c � �,s{el a+l- ILgLT oakAiitl 40 1601+7 Scaa� 4L ch tt , `""^ •Sr . a �L�,4 t�fua•ck / l{} kCAGI�N y w'0.0 VAN)SUorl pgr�lkV Sl{v�pRv1 ;h?�►ewwJ�`e.k� 5 s� canar•5 67 Ks;d,l�{� ,� poi�uj�it� re�ar��v�, 1W SW CIC4,hm� �ak ceg4►��Inq d }lavaed aSSurn S C2garditi1 AOAL '� Catfu[06'1*14 �T S�► halsc .M%464,v,j cwWw �01� �tt �laghug1�N1w��Sli�h 2/I1/ I by 1 ca�.T(S�►Mft ) The undersigned discussed the decision being appealed with: on Name/Department (Date)/ 2 Appellant: <,QL14 n ROSQ . S>,o 93 o I Nam !Ti le Mailing Address (& Zip ode) S U t - 0 V7 7 Sb - 2°)OS Home Phone Work Phone Representative: Name/Title' Mailing Address (& Zip Code) For Official Use Only: Calendared for 91107 Date &Time Received: c: City Attorney City Administrative Officer Copy to the following department(s): RECEIv�D FEB 17 1998 1:,2op•wt. GG�'iiS�NA�CD SLO CIT`f LEFK . Original in City Clerk's Office February 10, 1998 San Luis Obispo Planning Commission �eGeaVed 990 Palm Street San Luis Obispo,CA 93401 Rf meefinG To the Commissioners: OU We encourage you to reject the proposal to relocate Elaine Simer's hostel to 1617 Santa Rosa Street. We purchased a home for ourselves and our children in the Old Town/Railroad District area because we enjoy the vital mixture of homeowners, renters, and small businesses. The proposed hostel does not fit into this wonderful mixture. The combination of a high-density living situation and a transient clientelle, (a clientelle with no bond to or interest in the quality of life in Old Town) is incompatible with the neighborhood. When people think of a "hostel," they often think of the wonderful European model, where the hostels are often within walking distance of the train stations. But in Europe, the trains run hourly, if not much more often, and in Europe, the trains actually run on time. With Amtrak service at best being infrequent and unpredictable, it is just not logical to expect that hostel visitors.will arrive in Old Town without an automobile. Twenty or more cars, swirling around the Old Town area during the rush hour, looking for the hostel and for on-street parking, will degrade safety and the quality of life for the permanent residents, homeowners and renters alike. I am sure it is tempting to accept this "deal" with Ms. Simer, because a fraternity is moved closer to Cal Poly. But you should never solve one problem by creating a worse one. It is just plain wrong to place this type of high-density housing in the heart of Old Town. Again, we strongly encourage you to reject the 1617 Santa Rosa hostel. Regards, Mark S. Johnson Ursula E. M. Bishop 1265 Buchon Street San Luis Obispo, CA 93401 ATTACHMENT 4 ���� Feb. 11, 1998 Received. @ ,Z - ! 1-98 To Whom it May Concern, �G VY12Y)q I, Patricia Green, residing at 1188 Leff Street, don't think that having the hostel move to the fraternity house residence on Santa Rosa Street is a good choice for the reasons below. Number one, we have a relatively safe neighborhood. Everyone knows the people around this area. Bringing in a hostel with twenty new people when there are nine decent college men there is wrong. We don't want a hostel in this area. Our children play outside our residences and we want to still be able to lex our children go to the little market to get milk or a sandwich.', Number two, there is no parking in this area. We don't have the room in this area for more cars. The market is a lucrative business and with all this traffic there is no more available parking for all those people(twenty). What we could use is a stop sign or a traffic signal not a new hotel for San Luis Obispo. This is a busy comer and people need to cross the street. What's it going to take? Someone getting hit by a car whizzing by? For these reasons I believe a hostel in this particular area would be a poor decision. Sincerely, . I Patricia Green February 11, 1998 9ece(,ved. Q -I -98 Dear Members of the Planning Commission: PG mee_}i n,� A) Address the mistakes/misleading statements in planner report and Simer applications. B) I endorse all comments Susanne Gartner just made and ma particularly appalled by a seemingly routine recommendation by planners to approve Ms. Simers hostel proposal that would increase occupancy by a whopping 125% or more(from 9 occupants to 20 or more)at the present fraternity location. This is,after all, an historical residence in Old Town originally used by a family. Not only that,Ms. Simer intends to replace (agreed on by all residents here in this neighborhood) proven good 9 residents with 20 or more transients. The staffers are doing you,the planning commission, a disservice and putting you in a very comprising position by lack of investigating and correcting previous ambiguities,lack of research and seemingly lack of concern. In our original letter of Feb.4 and in discussion with staffers Ricci and Whisenand we assumed we'd stimulated enough ideas for them to do a professional and thorough job (for which we have no time)regarding our fears and concerns. We obviously assumed too much. After learning of the positive recommendation to"swap"we did investigate and research as much as we could in this rushed time and I ask you to please focus and investigate Ms. Simers credibility-or lack thereof- and her obviously misleading statements,breaking of agreements, and possible outright lies. a) Ms. Simer always communicates in terms of beds,not in terms of occupancy, because her beds usually accommodate more than one person. b) Has Ms. Simer ever accommodated more than 20 occupants (herself and manager included) at her present hostel? Yes, she has as far as we know (and even she admitted in conversation with my wife). Now planners/city/tax authorities can substantiate our finding considering only 2 possibilities: 1) Ms. Simer kept an accurate log of all visitors (including children) that proves violation of the planning commission occupancy agreement,or(more likely) 2) Ms. Simer hides the over-enrollmendoccupancy by not declaring all income/cash (today's newspaper article coincidentally shows a picture of the cash handed over to her). (Enforcement is problematic!) c) Does Ms. Simer actually live at her present hostel as she says? No,that is not true as far as we found out (Enforcement is problematic!) d) Does Ms. Simer use r.gmr ee as a living quarter or accommodation for guests or others at the present location? Yes. Does she have a permit for it? e) Is it true that Ms. Simer broke city ordinance/law/building codes by converting a garage in a private residence she owns at 1677 McCollum St. into an apartment or something of that nature,without building permits? Yes,that seems to also be true. f) Has Ms. Simer(or the planner)actually found factual data to substantiate the railroad connection as important to the hostel? No! They have not! How many people actually arrive on any given day via Amtrak and then stay in the hostel and/or any other hotel? Than can actually be easily established by the planner. It should be. 6 -/3 As the planning staff wrote: "...hostels are different than hotels or motels, they have rules of conduct,code,regulations..." Well,please ask the planner to investigate if Ms. Simer has lived up to the rules,codes, and regulations you gave her in the past. I know she has not My wife and I believe we provided Mr. Whisenand and Ms. Ricci with enough points now to thoroughly and professionally investigate and supply you with relevant and reliable data. The least expensive,cheapest flophouse under the most crowded conditions is what is being proposed. "Ghostel"or"Hostile"would be an appropriate description for this specific proposal. Thank you sincerelyi C\ Wolfg an San -.uis Obibpo �,ouncii of governments Amiyn Grande Regional Transportation Planning Agency Ataccadcro Metropolitan Planning Organization Grover Brach "to"Bay Congestion Management Agency Paco Roble. g Y Pismo Brach State Census Data Affiliate San Luic Obicpu Ronald L.DcCuli-Exrcmive Direrux San Luk Obispo County February 10, 1998 City of San Luis Obispo Planning Commission F�'Fjv 990 Palm Street San Luis Obispo, CA 93401 crT j c. Re: Support of proposed Hostel at 1617 Santa Rosa Street cnM�t✓ kD�u,, 1998 f`f�OpejSp0 Dear Commissioners: FHT As you may know, the San Luis Obispo Council of Governments (SLOCOG) is the designated regional transportation planning agency for the San Luis Obispo region. As such, SLOCOG staff review and comment on proposed projects as they relate to the overall transportation system. The proposed hostel near the train station appears to offer significant benefits to the traveling public, especially given the expected growth in rail passenger traffic over the next several years. The Regional Transportation Plan (RTP) prepared by our agency provides the framework of goals, policies and objectives for improving mobility in the region. This project is consistent with the transportation demand management strategies of the plan. More specifically, the RTP states: "Develop communities in a way that reduces the demand on the roadway system by coordinating residential, commercial and industrial development in a way that reduces the need to drive" In our opinion, providing overnight accommodations in this neighborhood may reduce the need for a visitor (or tourist) to rent a car, or eliminate their need to request a hotel shuttle. A visitor staying at the hostel would be within walking distance to the downtown core with its abundance of restaurants and cultural activities. In addition, the overnight lodging is consistent with the historic character of this neighborhood. Please do not hesitate to contact me or Peter Rodgers of my staff at 781-5712 if you should have any questions or concerns. Sincerely, P--(� 4,CWA-" Ronald L. De Carli Executive Director 1130 Osos Street. Ste. 202. San Luis Obispo. CA 93401 ♦Tel. (80.5) 781-1219 ♦Fa.e. (805) 781-5703 II IIID city of san luis oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 February 18, 1998 Elaine Simer 1292 Foothill Boulevard San Luis Obispo,CA 93406 SUBJECT: U 178-97: 1617 Santa Rosa Dear Ms. Simer: The Planning Commission,at its meeting of February 11, 1998, approved your request to allow a hostel to be established in the R-3'-H zone on property located on the west side of Santa Rosa Street, between Islay and Leff Streets (1617 Santa Rosa Street). Approval is based on findings subject to the conditions listed on the attached resolution. The decision of the Commission is final unless appealed to the City Council. The decision has been appealed and is tentatively scheduled to be reviewed by the City Council on Tuesday, March 17, 1998. This date should be verified with the City Clerk's office 781-7102. Due to City water allocation regulations, the Planning Commission's approval expires after three years if construction has not started,unless the Commission designated a different time period. On request, the Community Development Director may grant renewals for successive periods of not more than one year each. If you have questions, please contact Pamela Ricci at 781-7168. Sincerely, Ad Jona �~ Community D opment Director AJ:mk Attachment: Resolution 5213-98 cc: Phi Sigma Zeta House Corporation Residents for Quality Neighborhoods ATTACHMENT 5 6 -<� The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the ooaf raps 7a1,c1n SAN LUIS OBISPO PLANNING COMMISSION RESOLUTION NO. 5213-98 WHEREAS, the Planning Commission of the City of San Luis Obispo did conduct a public hearing in the Council Chamber, City Hall, 990 Palm Street, San Luis Obispo, California, on February 11, 1998 pursuant to a proceeding instituted under application U 178-97, Elaine Simer, applicant. USE PERMIT REVIEWED: U 178-97: Planning Commission Use Permit to allow a hostel to be established in the R-3-H zone and on property located on the west side of Santa Rosa Street, between Islay and Leff Streets(1617 Santa Rosa Street). DESCRIPTION: On file in the office of Community Development Department, City Hall. GENERAL LOCATION: 1617 Santa Rosa Street GENERAL PLAN LAND USE ELEMENT: Medium-High-Density Residential with a Historical Preservation overlay PRESENT ZONING: R-3-H WHEREAS, said commission as a result of its inspections, investigations, and studies made by itself, and in behalf of testimonies offered at said hearing has established existence of the following circumstances: 1. The proposed use will not adversely affect the health, safety and welfare of persons living or working at the site or in the vicinity, because hostel restrictions limit adverse impacts. (0 '/7 Resolution No. 5213-98 U 178-97 Page 2 2. The proposed use is appropriate at the proposed location and will be compatible with surrounding land uses because it is similar in nature to a residential use. 3. The proposed use conforms to the general plan and meets zoning ordinance requirements. 4. The proposed use is exempt from environmental review under Section 15301, Class I (Existing Facilities)of the CEQA Guidelines. NOW, THEREFORE, BE IT RESOLVED that Use Permit 178-97 be approved and subject to the following conditions: 1. Parking: A minimum of six spaces shall be provided. 2. A list of rules must be made available to all guests. Such rules must include the following: • Alcohol and tobacco use is not permitted at the site. • Bus schedules must be available for review by guests at all times. • Recycling containers, appropriately labeled, must be available to guests. 3. A manager must be on-site at all times the hostel is open, to supervise the guests and enforce the rules. 4. Secure parking for at least six bicycles shall be provided. 5. This approval allows a maximum occupancy of 22, including guests, staff and residents. Any increase in occupancy levels will require approval of a new use permit. 6. At any time the Planning Commission may review the use permit if written complaints from citizens or the Police Department are received by the Community Development Department. At such review hearing, the Planning Commission may add, delete or modify conditions of approval or may revoke the use permit. 7. The applicant shall submit a revised site plan to the Community Development Director that clearly shows where trash and recycling will be stored and provisions for screening it. The foregoing resolution was approved by the Planning Commission of the City of San Luis Obispo upon the following roll call vote: AYES: Commissioners Ashbaugh, Ewan, Jeffrey, Kourakis, Ready, Senn and Whittlesey NOES: None it Resolution No. 5213-98 U 17&97 Page 3 REFRAIN: None .ABSENT: None Arnold B. Jonas, Secretary Planning Commission MK\PC\5213-98 Draft Minutes Planning Commission Meeting February 11, 1998 Page 6 Chairman Senn supported locating the hosteynear the train station/downtown and having the fraternity adjacent to campus. He added'that he was impressed by the management of this fraternity and the hostel. He noted that(he could not cannot support the motion. Commissioner Whittlesey supported the otion, mentioning that the site would be used organizationally and was beyond a residential use. She felt that the total impacts must be considered/weighed and that parking was an issue. She mentioned that the site isn't large enough to accommodate the use. She specifically noted that the project was inconsistent with General Plan Policies 2.2.6 and 2.1.1 that de with neighborhood protection. AYES: Commissioners Kourakis, Whittlesey, Ewan, Jeffrey, and Ashbaugh NOES: Chairman Senn and Commission/er Ready ABSTAIN: None % The motion carried 5-2. Commissioner Kourakis stated the growth of fratemities/sororities had never been considered by the City and was not included in analyses prepared with the General Plan update. She noted that there has been an increase in fraternities/sororities and an increase in complaints. Rising neighborhood friction Mould be addressed. Commissioner Kourakis moved to recommend to Council that there is a need for a General Plan study on the siting of fratemities\and sororities The motion failed for the lack of a second. Chairman Senn will go forward to Council to express the Commission's concerns. 2. 1617 Santa Rosa Boulevard: U 178-97: Request to allow a Use Permit for a hostel in an R-3-H zoning district; R-3-H Zone; Elaine Simer, applicant. Associate Planner Ricci presented the staff report and recommended approval of the use permit, based on findings and subject to conditions. There were no questions/comments and the public comment session was opened. PUBLIC COMMENTS: ?0 ATTACHMENT ATTACHMENT 6 Draft Minutes Planning Commission Meeting February 11, 1998 Page 7 Elaine Simer, 1292 Foothill Blvd., applicant, stated that many are excited about the possibility of the hostel moving to this neighborhood. She explained that hostel guests are a very special group and that she's had over 10,000 over-night stays without incident. She stated that under her American Youth Hostels charter, guests are not allowed to drink or smoke on site. She noted that she's never had complaints about guests' behavior and described her guests as well educated, well informed, and responsible. She pointed out that the current parking lot is adequate to accommodate required parking and most guests arrive by public transportation or bicycle. She mentioned that summer months are busiest for her business when most students are gone. She added that the hostel is open from 5:00-10:00 p.m. for check in and closed during the day from 9:00 a.m. She has concluded by explaining that the hostel has a live-in assistant and a temporary worker and that she was requesting approval of the use permit. Commissioner Whittlesey asked Ms. Simer if she desired any condition changes that would aid her in the operation of the hostel. Ms. Simer replied she's comfortable with the conditions and that everything is currently working fine. Commissioner Jeffrey asked Ms. Simer if she belong to a national hostel organization. Ms. Simer replied yes. She explained that it is a non-profit organization with high operational standards where annual inspections are conducted. She described other types/styles of hostels. Commissioner Jeffrey asked if there are plans for other hostels in the area. Ms. Simer responded that she hasn't heard on any in San Luis Obispo, but there will be one opening in Cambria soon. She indicated that she's heard that the county is going to require a 100-bed hostel with the development of the Hearst Corporation property. Susanne Gartner, 1635 Santa Rosa, spoke in opposition to the use permit. She mentioned concerns with the high numbers of strangers coming through the neighborhood. Students/ fraternity members were responsible residents and preferred over the hostel. She felt that there was a potential fof increased crime with the hostel and that atmosphere of the neighborhood would deteriorate. She believed that the hostel would not enhance the rich diversity of the neighborhood and that traffic, loitering, noise, crime, and parking congestion would increase. She questioned whether the maximum occupancy was consistent with the site's zoning. She concluded by raising parking issues, noting that the equivalent of half a block is red-zoned and that guests will arrive by private vehicle. Draft Minutes Planning Commission Meeting February 11, 1998 Page 8 Wolfgang Gartner, 1635 Santa Rosa, doesn't appreciate 2,000-8,000 strangers in his neighborhood. He felt that there was a great difference between a hostel and allowing a fraternity with nine responsible residents. He explained that the hostel will be located on a lot half the size of its current location with the same occupancy (too high). He believed that the staff report contains discrepancies and ambiguities. He noted that the occupancy with staff would be 23. He emphasized that twenty beds accommodate more than 20 occupants. Rules/promises have been violated. Commissioner Whittlesey noted the present use permit refers to occupancy not beds. Mr. Gartner felt that there was a discrepancy between the definition of guests, staff, and occupants relative to occupancy rate. Commissioner Whittlesey asked for comment on foot traffic in the neighborhood. Mr. Gartner stated that there's foot traffic in the area, but that he's not sure how many hostel guests would arrive by foot. He mentioned that he's uncomfortable with strangers in the neighborhood. Taylor Parish, 1292 Foothill Blvd., noted that she is a hostel resident. She felt that it was important to make a distinction between being a transient and being in a transient mode. She described her professional/college background and her experience at the hostel. She explained that most hostel guests are college graduates, world travelers, and trustworthy. She stated that her experience at the hostel had been very positive. Commissioner Ewan asked for comment on guests' modes of transportation. Ms. Parish stated there's never a crowd of cars in the parking lot and that people often arrive by bike, train, or van/carpool. Dillon Forbes, 1292 Foothill Blvd., hostel manager, explained that he has been traveling/living for the last six years in different countries. He described the atmosphere of the hostel as warm and interesting. He noted that he meets new people often and that he's never felt unsafe during his stay. Commissioner Whittlesey asked how daytime guests are dealt with/controlled. Mr. Forbes explained that he monitors arrivals and that he guests are asked to leave during daytime hours. He noted that I.D.s are checked upon arrival and that most guests travel by bus or train. Draft Minutes Planning Commission Meeting February 11, 1998 Page 9 Mark Johnson, 1265 Buchon St., explained that he likes hostels, their guests, and is familiar with their operations, but he did not feel that this was the proper location for one. He mentioned that there will be increased traffic and on-street parking demands. He noted that there's been a vast increase in density in the neighborhood as more homes are converted to rentals. This site is not meant for 20 occupants. Heintz Hubner 395 Grand Ave., felt that hostels guests should be called tourists not transients. He noted that people can afford to travel the world by staying in hostels because they are reasonably priced. He explained governments in Europe provide facilities for hostels, but in the USA private homeowners provide these resources. He added that the hostel's busiest time is when the students are on break. Ms. Simer explained that she uses the terms hostel guests and beds interchangeably, confirming that twenty guests are permitted. She believed that the existing hostel site was too large and difficult to maintain. Seeing no further speakers come forward,the public comment session was closed. COMMISSION COMMENTS: Commissioner Jeffrey moved to approve the use permit based upon the findings and conditions recommended by staff. The motion was seconded by Commissioner Ewan. Commissioner Jeffrey toured the hostel and found it quaint and well kept. He explained that he's familiar with the proposed site and feels the use is suitable He felt that there was a good opportunity to dovetail onto Railroad Master Plan and the proposed Multi Modal Center to accommodate guests/tourists. He encouraged support of the motion. Commissioner Ewan felt that the hostel would be a good addition to the neighborhood, especially with the increase of train travel. Commissioner Kourakis suggested modifying Condition #1 by deleting, "for twenty guests," and modifying Condition #5 to reflect, "...a maximum occupancy of 22, which includes guests, staff, and residents." She supported the motion and understands the concerns of the neighbors. She noted that this facility has no police record or safety problems. Commissioner Whittlesey shared concerns about density and neighborhood character and asked for staff comment. 6-� 3 Draft Minutes _ Planning Commission Meeting February 11, 1998 Page 10 Associate Planner Ricci stated that residential occupancy standards apply to group housing. She explained that a hostel is a similar use to a motel and is not subject to such regulations. She confirmed that the lot can accommodate the required six parking spaces. Commissioner Whittlesey would like the Commission to consider requiring active membership in a national/international hostel organization and a condition addressing quiet time in the event the property changes hands and there's a different owner. City Attomey Clemens noted a problem defming, "quiet time." Chairman Senn suggested that the applicant provide house rules to the Community Development Dir. Commissioner Whittlesey expressed concerns with signage and landscape improvements. Commissioners Jeffrey and Ewan accepted suggested amendments to Conditions #1 and #5. AYES: Commissioner Jeffrey, Ewan, Kourakis, Whittlesey, Ready, Ashbaugh and Senn NOES: None ABSTAIN: None The motion carried 7-0. 3. 3566 S. Hi era Street: GPA 1497: Request for a General Plan amendment to expand the Social Services area of the Public and Cultural Facilities "tri-polar policy," to include property at 35� S. Higuera; Private Industry Council (PIC), applicant. Commissioner Whittlesey refrained from rticipation due to a potential conflict of interest. Associate Planner Shoals presented the sff report and recommended recommending approval of the amendment to the City Cou il, based on finding it's consistent with the goals of the General Plan Land Use Element po 'cies on public and cultural facilities. Commissioner Kourakis asked if the area from P ado to below Zaca would remain C-S. G - 2. CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF REPORT arta 2 BY: Pam Ricci,Associate Planner FfZ MEETING DATE: February 11, 1998 FROM:Ron Whisenand,Development Review Manage FILE NUMBER:U 178-97 PROJECT ADDRESS: 1617 Santa Rosa Street SUBJECT: U 178-97-Planning Commission Use Permit to allow a hostel to be established in the R-3 zone on property located on the west side of Santa Rosa Street,between Islay and Leff Streets (1617 Santa Rosa Street). RECOMMENDATION Approve the use permit,based on findings,and subject to conditions. BACKGROUND Situation On May 11, 1994,the Planning Commission approved a use permit(U 43-94)to allow a hostel to be operated at 1292 Foothill Boulevard. The hostel opened for business on May 23, 1994. The hostel was originally approved with a two-phase plan that allowed an increase from eight beds to 16 beds. On October 11, 1995, a new use permit, U 125-95, was approved for the hostel which allowed the addition of a second residential building at the site and an increase in the number of beds to 20. Elaine Simer has now applied for a new Planning Commission use permit to allow the relocation of her hostel to 1617 Santa Rosa Street. This is the current address of the Lamda Chi Alpha Fraternity. The fraternity and the hostel have each applied for use permits to effectuate a"swap" of locations. Ms. Simer feels that the Santa Rosa Street location is a better one for her operation as it is close to public transportation,the railroad station is one block away, and is within easy walking distance to downtown. Data Summary Address: 1617 Santa Rosa Street Applicant/Representative:Elaine Simer Property Owner: Phi Sigma Zeta House Corporation Zoning: Medium-High-DensityResidential with the Historical Preservation overlay(R 3-H) General Plan: Medium-High-DensityResidential Environmental status: Categorically exempt:CEQA Section 15301,Class 1 (Existing Facilities). Project action deadline: March 19, 1998 ATTACHMENT 7 "zs U 178-97 1617 Santa Rosa Street Page 2 Site description The flat site contains 7,300 square feet and is developed with a two-story residential structure and a parking area in the rear. The house has been used for student housing since the late 1970s.The site is located in the Old Town area of the City and is near a small unnamed creek and the railroad station. EVALUATION 1. General Plan&Zoning Consistency The Land Use Element (LUE) says "Residential areas should be separated or screened from incompatible, nonresidential activities, including most commercial and manufacturing businesses..." (Section 2.2.2) and "Residential areas may accommodate limited nonresidential activities which generally have been compatible, such as child day care, elementary schools, churches, and home businesses meeting established criteria". The hostel use is residential in nature,especially as conditioned,and is therefore consistent with this policy. The City Council added hostels to the list of allowed uses in June 1993, allowing them with approval of a Planning Commission Use Permit in the Medium-High-Density(R-3) and High- Density(R-4)zones,and by right in the Central Commercial(C-C),Retail Commercial(C-R),and Tourist Commercial (C-T) zones. The first and only use permit for a hostel was granted to Ms. Simer for the 1292 Foothill site in May 1994. The project site is zoned R-3-H,Medium-High-DensityResidential with the Historical Preservation overlay. A hostel is an allowable use with the approval of a Planning Commission use permit There are no density standards for hostels,just as there are none for motels or hotels. The request for 20 beds would thus be consistent with the zoning regulations. However, staff is proposing conditions, as were imposed with the previous use permit approval, that limit occupancy of the hostel to 20 persons. A neighbor has raised the concern that 20 beds may not relate to 20 persons,depending on the sizes of beds and preferred sleeping arrangements. Therefore,conditions of approval relate to occupancy in persons to address this concern. 2. Hostels differ from hotels and motels. Some neighbors have called staff with concerns regarding the type of patrons that a hostel would attract. Hostels cater to a low-budget clientele by providing dormitory-style lodging,where kitchen and baths are shared. Most hostels have rules of conduct,including a prohibition of alcohol use and limited check-in and check-out times. A manager is always on the premises to enforce the rules. (o- 24 U 178-97 1617 Santa Rosa Street Page 3 Staff has not received any complaints regarding the hostel at its current location on Foothill Boulevard. Because the current hostel's location is in a residential zone, the Planning Commission's previous approval included conditions prohibiting the use of alcohol, setting limits on hours, and requiring on-site supervision for all hours the hostel is open. Staff is recommending that these conditions be retained at the proposed location as it too is in a residential area with the same R-3 zoning. 3. Parking The zoning regulations require one parking space per five beds,plus one space for manager. When the hostel is also a residence,the requirement is one space per five beds,plus two for the residence. The proposal is to add 20 beds and the manager also lives at the site. Therefore,the requirement is: 20/5+2=4+2=6 spaces The applicant's plan shows seven spaces, six spaces at the rear of the house, and one along the common driveway. Staff recommends that the seventh parking space not be included as required parking because of its visibility. The existing parking lot at the rear can accommodate six spaces in accordance with City standards. ALTERNATIVES The Commission may approve, approve with conditions, deny, or continue action on this application. A denial should be based on specific findings. A continuance should be accompanied by direction to the applicant or staff. OTHER DEPARTMENT COMMENTS The Site/Grading inspector from Building notes that a trash dumpster is currently located in the parking space labeled 4 on the proposed plan. The applicant indicates that the dumpster will be removed prior to the hostel relocating to the site. A memo from the Police Department is attached indicating support for the proposed"swap"in uses. RECOMMENDATION Approve the use permit,allowing the use of the site for a hostel with a maximum occupancy of 20 persons,based on the following: �o ' Z7 U 178-97 1617 Santa Rosa Street Page 4 Findims 1. The proposed use will not adversely affect the health, safety and welfare of persons living or working at the site or in the vicinity,because hostel restrictions limit adverse impacts. 2. The proposed use is appropriate at the proposed location and will be compatible with surrounding land uses because it is similar in nature to a residential use. 3. The proposed use conforms to the general plan and meets zoning ordinance requirements. 4. The proposed use is exempt from environmental review under Section 15301, Class 1 (Existing Facilities)of the CEQA Guidelines. Conditions 1. Parking: A minimum of six spaces shall be provided for twenty guests. 2. A list of rules must be made available to all guests. Such rules must include the following: * Alcohol and tobacco use is not permitted at the site. * Bus schedules must be available for review by guests at all times. * Recycling containers,appropriately labeled,must be available to guests. 3. A manager must be on-site at all times the hostel is open, to supervise the guests and enforce the rules. 4. Secure parking for at least six bicycles shall be provided. 5. This approval allows a maxunum occupancy of 20. Any increase in occupancy levels will require approval of a new use permit. 6. At any time the Planning Commission may review the use permit if written complaints from citizens or the Police Department are received by the Community Development Department. At such review hearing,the Planning Commission may add, delete or modify conditions of approval or may revoke the use permit. 7. The applicant shall submit a revised site plan to the Community Development Director that clearly shows where trash and recycling will be stored and provisions for screening it. U 178-97 1617 Santa Rosa Street Page 5 7. The applicant shall submit a revised site plan to the Community Development Director that clearly shows where trash and recycling will be stored and provisions for screening it. Attached: Vicinity map Applicant's submittal including letter,site plan&floor plans Memos from City Site/Grading&Police Planning Commission ResolutionNo.5164-95 -approved conditions for hostel @ 1292 Foothill Letter from neighbors in support of the proposed hostel dated 2-4-98 Letter from Susanne&Wolfgang Gartner in opposition to the hostel dated 2-4-98 6- �4 y 1 y PF_Fii 1p0' d• � Y\ \ A. A 'e iV �K f c \• 0^ Q •. tt r •y R:�3 S,fieP er 91f OeOO cps ��' F'a c D °M1fM 1 K Qt ^ � e �• eM1 �.`VVp�Oc+� � r ; a�ye7ww�j�� 'P`' V\ t� � •, 01A . f O �,\/ _•� .� E� S� q t Cel t,°of � ,�f, +✓� y . .11, aot` 1.a• n .} •^ s Ul. Y 1y s e s st'e iia �`P+ � 1 ��^?� al°So Gie orA R• $ TTT��� tr Y �y4 3 NNs y� �4 ► ote O s° N. S + •�Y d �, y �N,\� I�� V ,f 40' e eaAY top Q PF- i� e P'4`r �E v � •` y ya •4 1�V,Y� � , 4 a� �•:• `� �► �' 0;4••AafJrJtr s� CCB), �� � C�,/�\ �e+�/e� 9 t`�at• �Le %e � dei aJ :- .P• ,,t,�P ++tf, • z•� +4 35 Oe ` 9 ) meas Well do R AI M A�3-Bt eaOeae• � .r � � rl�_�s"•.v � 1 VICINITY MAP U 178 - 97 NORTH 1617 SANTA ROSH � - 3G SLO COAST HOSTEL 1292 Foothill Blvd. San Luis Obispo CA 93405 Tel. 805-544-4678 December 10, 1997 Planning Commission City Council City of San Luis Obispo Dear City Council and Planning Commission Members: Enclosed is my application For a Use Permit to operate a hostel at 1617 Santa Rosa Street. For the past three years the SLO Coast Hostel has been located at 1292 Foothill Boulevard next to the Cal Poly campus . This has been a good beginning location for the hostel, but it has always been my desire to relocate the hostel closer to the train station and to downtown businesses . To this end, I have recently entered into an escrow with the Lambda Chi Alpha Fraternity which owns the property .at 1617 Santa Rosa Street to exchange buildings with them. It seems to be a fortuitous situation for both of us, with the fraternity wanting to be closer to Cal Poly, and with the hostel needing to be closer the train station and downtown facilities. I will continueto make my home at the hostel and the capacity for the hostel will remain at twenty beds . Consequently, our parking requirement will remain five spaces (one space for every five beds plus one for the owner/manager ) . Our new location at the fraternity house on Santa Rosa Street has an automated fire sprinkler system, recently installed and approved by the Fire Department. Please see the attached site and floor plans . Most of the previous conditions of our current use permit will be the same. Our hours of operation are from 5 p.m. until 9 : 30 a.m. the next morning. The hostel will be closed from 10:00 a. m. until 5 p. m. As in the past, hostel guests may bring their own food and may prepare their own simple meals in the hostel kitchen. We will continue to be chartered with the non-profit organization, Hostelling International (formerly American Youth Hostels ) . 6 - 31 Planning Commission Page -2- December 11, 1997 The Lambda Chi Alpha Fraternity is submitting its application for a Use Permit to operate a fraternity at 1292 Foothill at the same time I am submitting my application. Since each of these transactions are dependent on each other and since the exchange of buildings must take place during quarter break 1998 (due to the students ' school schedule ) , it is critical that these two applications be processed and completed as soon as possible. I would appreciate the city' s assistance and cooperation in helping both of us accomplish our goals in a timely manner. Thank you. Yours truly, InZ Elaine Simer, Owner .SLO Coast Hostel �- 32 A a3,�w � j I dv _ j s 10 wh -i Nouse to.l house nod u re, v � a2 COV s I Area. .S i COMMON DRIVEWAY Pcrck ( see recorded easement ) I �7 455 a 11c e. G o c r e+e Grass $' q. I r ' SM% Ko% STRal PLS I.G 17 rye=_='�..a.yy. 4 p a A7 .x . 24'-T' v pin ng ►�► T : : Roomm � z, SO ged rcGn� jl 3 mw Wrocmzz b .: s r•, 1 1 V-c' F- 1 SITE/GRADING MEMORANDUM DATE: January 12, 1998 TO: Pam Ricci FROM: Bob Bishop (Building Inspector) SUBJECT: 1617 Santa Rosa (Fraternity Transformed Into Hostel) The parking area to the rear of the building appears adequate for the proposed parking plan. A trash dumpster is presently located where space number 4 is shown on the proposed plan. Two separate driveway ramps separated by a power pole are located along the street frontage accessing the driveway. 6 -36 SAN LUIS OBISPO . POLICE DEPARTMENT Me To: Pam Ricci,community Development From: Bart Topham, Police Date: January 15, 1998 Re: 178-97 PHI SIGMA/ELAINE SIMER APPS.(SWAP) After review of these applications,we have no objections.This is probably a reasonable swap to a more conforming use. •Page 1 4-17 SAN LUIS OBISPO PLANNING COMMISSION RESOLUTION NO. 5164-95 WHEREAS,the Planning Commission of the City of San Luis Obispo did conduct a public hearing in the City Council Chamber of the San Luis Obispo City Hall, San Luis Obispo, California, on October 11, 1995 pursuant to a proceeding instituted under application U 125-95,Elaine Simer, applicant. ADMINISTRATIVE USE PERMIT REVIEWED: Addition of a house to a site that contains a hostel, for the purpose of adding ten additional beds to the hostel use. PROPERTY DESCRIPTION: On file in the office of Community.Development, City Hall. GENERAL LOCATION: 1292 Foothill Boulevard GENERAL PLAN LAND USE ELEMENT: Medium-High-Density Residential PRESENT ZONING: R-3 WHEREAS, said commission as a result of its inspections, investigations, and studies made by itself, and in behalf of a testimonies offered at said hearing, has established existence of the following circumstances: 1. The proposed use .vill not adversely affect the health, safety and welfare of persons living or working at the site or in the vicinity, because hostel restriciions limit adverse impacts. 2. The proposed use is appropriate at the proposed location and will be compatible with surrounding land uses because it is similar in nature to a residential use. 3. The proposed use conforms to the general plan and meets zoning ordinance requirements. 4. The proposed use is exempt from environmental review, because it is the addition of a small structure to a site and involves a minor change in use of that residence. 5. No public purpose would be served by requiring vehicles to exit in a forward direction. NOW, THEREFORE, BE IT RESOLVED,that Administrative Use Permit U 125-95 be approved and subject to the following: (o -39 Resolution No. 5164-95 Page 2 1. Parking: A minimum of six spaces shall be provided for twenty guests. 2. A list of rules mast be made available to all guests. Such rules must include the following: * Alcohol and tobacco use is not permitted at the site. * Bus schedules must be available for review by guests at all times. * Recycling containers, appropriately labeled, must be available to guests 3. A manager must be on-site at all times the hostel is open, to supervise the guests and enforce the rules. 4. Secure parking for at least six bicycles shall be provided. 5. This approval allows a maximum occupancy of.20. Any increase in occupancy levels will require approval of a new use permit. 6. At any time the Planning Commission may review the use permit if written complaints from citizens or the Police Department are received by the Community Development Department. At such review hearing, the Planning Commission may add, delete or modify conditions of approval or may revoke the use permit. 7. The site must be cleared of construction debris prior to occupancy of the moved building. Construction materials shall be stored in compliance with the property maintenance ordinance. The foregoing resolution was approved by the Planning Commission of the City of San Luis Obispo upon the motion of Commr. Kourakis, seconded by Commr. Senn, and upon the following roll call vote: AYES: Kourakis, Senn,Hoffman, Cross, Whittlesey, and Chairman Karleskint NOES: None ABSENT: Hoffman and Ready Arnold B. Jonas, Secretary Planning Commission L:5164-95.wp 6 '.39 February 4, 1998 City of San Luis Obispo RECEIVED Planning Commission 990 Palm Street FEB 04 1996 San Luis Obispo, CA CITY OF SAN LUIS OBISPO To whom it may concern: COMMUNITY DEVELOPMENT We, the neighbors of the Lambda Chi Alpha Fraternity, at 1617 Santa Rosa St., are in full support of the proposed housing trade between the fraternity and the Youth Hostel. The proposed switch makes sense and is in compliance with the Student and Campus Housing Section (2.7.5) in the Land Use Element of the SLO General Plan.. The fraternity will be close to the Cal Poly campus and the hostel will be within easy walking distance of the downtown and major transportation facilities. Although the neighborhood has experienced some intermittent noise problems from the fraternity and other sources, these problems have been resolved by following the noise complaint procedure agreed upon by RQN and the San Luis Obispo Police Department. This progressive method of warning, citation and fine, works. We have used it successfully to help control noise from all sources throughout our neighborhood. Approval of a use permit for the youth hostel to relocate to 1617 Santa Rosa St., is enthusiastically supported by the undersigned neighbors. Sincerely, p ItrYVru_R� � U ' 10 C 6—yc February 4, 1998 RECEIVE© To: Pamela Ricci, City Planner FEB 04 1998 San Luis Obispo Planning Commission CITY OF SAN LUIS OBISPO Re: Planning Commission Meeting,February 11, 1998 COMMUNITY DEVELOPMENT As homeowners/residents at 1635 Santa Rosa we strongly object to the proposed plan to relocate Elaine Simer's hostel from 1292 Foothill to 1617 Santa Rosa St., 2 houses away from our home. We have serious concerns as to the benefit of the proposal to the real residents of this downtown area. While we enjoy the diverse nature and mix of our neighborhood(we choose not to live in the suburbs)and we endorse the idea of hostels in general, we recognize the hostel as a cheap, inexpensive hotel and feel it is not in the best interest of our neighborhood to locate such an establishment here. In a letter attached to her application to the planning commission of December 10, 1997, Ms. Simer explains that the fratemity/hostel exchange would be"a fortuitous situation for both of us...". That may well be so; however,Ms. Simer clearly seems to forget a third entity-the pem Ment residents of the Santa Rosa neighborhood. This area of Santa Rosa Street is already a high density neighborhood,but it is comprised of people who actually hy&there. A hostel is comprised of an ever changing flow of people, and it is unfair to ask the neighbors to accept in their midst a dwelling with such a large,anonymous,and fluctuating occupancy. Social Components/Good Neighbors While there may be some infrequent disturbances such as noise or litter with the 9 college students living at the fraternity,they dQ act responsibly within this neighborhood and live there relatively long-term(typically one year). We know who we deal with as neighbors. To put a hostel there will bring,on a daily basis, a very large number of total strangers-not accountable or responsible to anyone in this community. No one knows their background,where they come from, or where they go to. There is a huge difference between social stability of a fraternity(including their positive community projects)and the unstable movement of a large group of unknown individuals (possibly 1000-8000 or more per year). Traffic and Parking There exists already in this neighborhood a parking problem. Already some neighbors have to park their vehicles 1 or more blocks away from their homes. This problem is a result of the zoning in this neighborhood which allows for more occupants per property than available parking on the same property. The application submitted by Ms. Simer states there will be 6 parking spaces provided behind the building. We do not feel that is adequate to deal with the potential parking needs of a hostel! Not all hostel guests travel by bike, foot, bus, or train. A large number of them do travel in cars! The possible parking congestion that the influx of 15-30 hostel guests on a daily basis will bring can easily be imagined. We see the potential for 20-30 hostel guests(see Actual Hostel Occupancy section) with 20-30 cats. This is 2-3 times the current number of vehicles the 9 fraternity students have. And as indicated by Ms. Simer in her application, the hostel would open at 5pm for guest check-in, the peak time (4-7 pm) of parking in this neighborhood. So the scenario would be that hostel guests would arrive in the neighborhood at around 5pm, searching for the hostel, then circling and searching for parking, and residents returning home from work or school circling and searching for parking. Owner/Occupancy Ms. Simer indicates she would reside at the new Santa Rosa location. Is that merely a statement to ease the concerns of neighbors,to make us feel more comfortable? To our knowledge, she does not currently reside at her hostel on Foothill Blvd. It seems unlikely to us that she would make the change in her residence status simply because her hostel would be relocated. Actual Hostel Occupancy Ms. Simer has indicated that there would be 20 beds in the Santa Rosa Street location. Again,20 people in this location is an unreasonable use of property in our minds. Also,we are not assured that 20 beds means 20 people maximum. Do we know if any of these beds are larger than single size? If so,imagine that there would actually be more than 20 people at the hostel each night! SUMMM We do not believe that it is in the best interest of this community to put a very transient operation into this mixed residential family neighborhood. Making matters worse,the present occupancy rate would roughly double/triple at the 1617 Santa Rosa location if the hostel were to relocate there. What this means to parking is absolutely obvious. We are concerned about the lack of concern or attention by the planners to these very real potential problems,and their downplaying of the fact that basically this hostel represents no less than the cheapest/least expensive and most crowded source of hotel rooms in San Luis Obispo. Let's not get swayed by or caught up by the sentiment of terminology. "Hostel" sounds nice,and in general is a good idea; however this proposal by Elaine Simer to locate hers in our neighborhood is not in the best interest of the local residents. We support the rejection of this proposal. olfgang Gartner U Susanne Gartner 6_ 412